Me and my wife are buying our first house. Our conveyancer has messagedto check if we would like to take out supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Small Heath
The type of Small Heath conveyancing searches should be triggered based entirely on the premises, the location, the likelihood of any of these risks, your familiarity of the region and risks, your general approach to risk. What matters is that you properly understand what information each search could give you. You may then decide if you consider that you need that information. Should you be unclear, ask your lawyer to recommend.
We're in Small Heath, First timers buying with a mortgage (lender is Aldermore , and our lawyer is on the Aldermore conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I have been told that property searches are the main reason for hinderance in Small Heath house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Small Heath.
How does conveyancing in Small Heath differ for newly converted properties?
Most buyers of new build or newly converted property in Small Heath come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Small Heath typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Small Heath or who has acted in the same development.
Is there a reason that Small Heath conveyancing costs are more expensive for leasehold and freehold properties?
There is always increased work needed in leasehold conveyancing. Small Heath has many leasehold properties. There is more hours involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.